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Join us for a picnic!
Save Lea Marshes is organising a picnic on Sunday 20 August, from midday, on the open green space in front of the entrance to the Waterworks Centre.
Leave your barbecue at home and bring food, drink and a picnic blanket, and help us celebrate our wonderful open green spaces.
The appeal lodged by the car wash business that operated on Leyton Marshes car park, in front of the Lee Valley Ice Centre, has been refused by the Planning Inspectorate. Waltham Forest Council refused planning permission for the Morina Car Wash business back in November 2016 and it appealed the decision in April this year.
The grounds given for dismissing the appeal related to the status of the land and the impact on local residents. The two main reasons cited were as follows:
- The effect of the development on the openness, and the character and
appearance of the Metropolitan Open Land and surrounding area; and
- The effect of the development on the living conditions of nearby occupiers,
with regard to noise and disturbance.
These were two of the main reasons that Save Lea Marshes presented in our long-running opposition to the facility on protected open land. The Planning Inspector’s report cited the need to protect the appearance of the land as the ‘lack of built structures on the land immediately surrounding the appeal site allows clear views of the canopy from across the car park, the road, and the surrounding buildings.’ It is good to know that the relevant authorities are concerned with safeguarding the MOL status of this land, including its appearance and integrity.
The key passage regarding the impact of the car wash is as follows: ‘The core of the designation of the land as MOL is to prevent harm to openness.The appellant states that the land is already developed. However, the appeal development results in new structures being erected on an otherwise flat area currently used as a car park. Despite the presence of lighting poles with advertising affixed throughout the car park, and the nearby Ice Centre building, the site, the car park and the bordering green land, does currently have an
open character. Development, by its very nature, reduces openness. The development would result in new structures being erected, which although lightweight in nature and appearance, would reduce this openness.’
Whilst the structures are referred to in the future tense, they have in fact already been erected and we will do our best to make sure that they are removed as soon as possible by Council enforcement so that the views of the green land are as fully restored as possible, despite the presence of the Ice Centre itself.
Another notable aspect of the refusal to grant permission is also found in the grounds for dismissal, namely the impact on nearby residents. The report states: ‘Due to the open nature of the land, it is likely that any loud activities emanating from the car wash would be heard by residents. Such activities normally associated with hand car wash businesses could include pressure washers, pumps, vehicle movements and noise from workers.’
The fact the planning authorities have cited the impact of the business on Essex Wharf residents and seen fit to prevent development to maintain the openness of MOL will be useful in opposing future developments on adjacent or nearby MOL. The two free schools that are proposed for the former Thames Water Depot site opposite and the plans for high rise residential buildings for the Waterworks will both have far reaching detrimental impacts both on the openness and integrity of the MOL and on local residents.
We hope that consistency is maintained in regards to both small and large inappropriate developments alike.
We would like to thank everyone that originally objected to the car wash being located in such an inappropriate area. We hope that the business will be able to find a more suitable location which does not compromise the local environment.
The Cabinet at the London Borough of Waltham Forest have waved through the amended Lea Valley Eastside Vision.
Although there are some things to celebrate about the amended plan, there are still serious problems with it.
Waltham Forest should be congratulated on changing the designation of the Waterworks Centre and surrounding land from ‘Residential led’ to ‘Possible regeneration opportunity’. And they should be congratulated for limiting the land under threat. This is a laudable direction of travel and is a strong indication that the Council knows, in its heart, that it is wrong to build on the marshes.
But of course it’s disappointing to see that the Council wasn’t brave enough to go further, to listen to the overwhelming opposition to the LVRPA’s plans to build on the marshes and to keep the area as green open space. Because that’s exactly what it is. The site in question is 1.62 hectares. 1.13 hectares is green space; that’s a whopping 70% of the site. Only 0.09 hectares, a tiny 5.5% of the site, is covered by a building (see Google image below). Given that the GLA says that, ‘Development on Metropolitan Open Land should be resisted with only appropriate uses or redevelopment of existing built footprints allowed’, it seems strange that the Council hasn’t recognised that developing just 0.09 hectares for housing is unfeasible.
In my opinion, it would be far better if the Council responded to the wishes of local people than pandered to the wishes of the LVRPA, which seems far more interested in feathering its own nest with elephantine sporting venues than it does with protecting London’s green lung – the very task it was created to do.
While it may be true to argue that we need housing, we do not need housing here. There is plenty of room in the borough for housing to be built without the loss of Metropolitan Open Land. This development is being proposed by the LVRPA because they argue they need the money to develop the Lee Valley Ice Rink, but it is fallacious to think that the borough will lose its ice rink if this land isn’t sacrificed for development. There are other ways the LVRPA could raise money and, perhaps more to the point, could we not site an ice rink on nearby industrial land and protect even more Metropolitan Open Land?
The marshes are intrinsically precious. They are also a valuable resource. Not only do they help combat air pollution, but countless studies have demonstrated how access to good quality green open space has a significant positive impact on health and wellbeing. And local people will continue to oppose, in the strongest possible way, all development on Metropolitan Open Land. This is only the beginning…
A planning application has finally been submitted for two ‘free’ schools run by an Academy chain on Lea Bridge Road. If the application is approved, the primary and secondary school will be constructed on Metropolitan Open Land which is historically part of Leyton Marshes.
There has been local opposition to the proposed schools on both educational and environmental grounds. Construction will increase in the amount of traffic congestion and air pollution on the already busy road. Traffic and travel plans contradict and undermine the Mini Holland plans to improve and extend the use of sustainable transport on the road.
Metropolitan Open Land should be protected by law and has the same planning status as Green Belt. Loss of MOL to development is also proposed on other parts of Leyton Marshes, both sides of the road; for the new ‘double-pad’ ice centre and for the construction of private housing to fund this development, at the Waterworks. If all this development is approved, there will be irrevocable loss of public land and public access across the marshes.
A number of mature trees, including wild cherry and hornbeam, are proposed to be felled. Lea Bridge Road has recently lost a huge number of its trees, to the cycle lane outside the ice rink; to Aldi’s new car park; mature street trees have been felled along the stretch leading to Orient Way from the Hare & Hounds pub and trees were also lost to traffic improvements on the junction with Hoe Street.
Waltham Forest Council rejected the proposals at the pre-planning stage as inadequate in meeting the educational needs of the borough. There are schools in more central locations in Waltham Forest that the Council would like to see extended and improved instead. Consequently, the intended opening of the schools (in temporary buildings) was moved from September 2017 to September 2018.
The planning application has now been submitted to Waltham Forest Council. Comments can be submitted to Waltham Forest Council online. You can just enter 171408 on the Application ID box to get to the list of documents accompanying the application.
Below are some key arguments you may wish to use/ amend for your comments/ objection.
Please do so by 7th June 2017 if you can.
1) It’s Metropolitan Open Land and flood plain, so should not be developed. The applicant says there will be more green space but these will be school playing fields and the public will be denied access to them.
2) They are proposing two free schools. The secondary school is being proposed by an academy chain that has no experience of running secondary schools. The school is in the wrong location to meet the need for school places identified by the London Borough of Waltham Forest.
3) The schools will be built next to a busy and polluted road, which is bad for the children. The traffic taking children, teachers and support staff to and from the school will also increase pollution and the volume of traffic on a road that is already gridlocked at peak times. Turning into and out of the site will also be challenging and the cycle path is on the opposite side of the road so that if children do come by bicycle they will still have to cross a major road, stopping traffic in the process.
4) There are significant ecological concerns. The site and the area surrounding the site is full of Giant Hogweed, which means the schools will need to continually spray with glyphosate (with detrimental health effects for the children) or let the children play amongst the Giant Hogweed (with detrimental health effects for the children). The site is right next to the nature reserve and the light pollution and the noise pollution will disrupt this haven for wildlife and for human users. There are also plans to chop down a number of mature trees.
The London Borough of Waltham Forest (LBWF) refused planning permission for a car wash on Metropolitan Open Land near the Lee Valley Ice Rink. The applicant has appealed the decision and we are asking as many people as possible to write to the Planning Inspectorate to ensure the refusal is upheld.
The car wash, erected on Metropolitan Open Land, opened in the summer of 2016 without planning permission and without permission from Thames Water to discharge trade effluent into the sewer.
Information on how to write to the Planning Inspectorate and the applicant’s statement of case can be found here: Car wash – appellant’s statement of case. If you don’t have much time, please write and simply say that you support the LBWF’s decision and oppose the appeal. If you have more time, we have provided some guidance below to help you prepare your response.
Please write to the planning inspectorate before 18 May 2017. Fending off this planning application on Metropolitan Open Land will help us in the battle ahead to protect other parts of Leyton Marshes from being developed.
You can register your comments online: www.planningportal.gov.uk/pcs or alternatively you can email East2@pins.gsi.gov.uk Please make sure you have included your name and address and the following information about the application:
- Reference number: APP/U5930/W/17/3168867
- Address of the appeal site: Lea Valley Ice Centre, Lea Bridge Road, Leyton, London, E10 7QL
Please begin by clearly stating that you are against that appeal proposals.
Talking points you may wish to include are as follows:
GENERAL OBJECTIONS TO THE APPEAL PROPOSALS
- The application site is designated Metropolitan Open Land and the proposal is contrary to Policy 7.17 of the London Plan. The canopies, utility boxes and signage and proposed commercial activity are detrimental to the openness of the landscape and have no connection to open space uses of the land.
- There are other car washing facilities already operating in the immediate area and alternative sites available in nearby industrial areas, and no exceptional circumstances that would justify overriding the protection of MOL and granting approval.
- The proposal due to its height, appearance and prominent location is harmful to the landscape of the Lee Valley Regional Park, adding commercial clutter in one of the only stretches of green landscaping in the Waltham Forest section of Lea Bridge Road.
- Waste water from car washes is classified by the Environment Agency as trade effluent, but this was not indicated on the application form which suggests the applicants are unaware of their environmental responsibilities in operating a car wash. There is no provision for water treatment or recycling and would appear to have been operating in 2016 without the necessary consent from Thames Water to discharge to mains sewer.
- The use is a nuisance to neighbours and users of the Park by reason of the visible commercial activity and noise generated and the smell of chemicals and detergent which was apparent during the period of unconsented operation in 2016.
COMMENTS ON THE APPELLANT’S STATEMENT OF CASE
Rebuttal of reason for refusal no. 1
- The appellant is incorrect to claim that the site clearly lies on brownfield land – no above-ground built structures have ever existed on the application site. The paving of the surface for car parking does not affect the openness of the land – it is frequently the case that MOL includes car parks and utility features such as lamp columns and signage.
- The appellant’s reference to Paragraph 89 of the NPPF is misleading. The full wording of the ‘brownfield’ exception is, ‘limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.‘
- While the site should not be regarded as previously developed, clearly the car wash canopies and signage have a greater impact than the original site, which was free from any structures.
- Given that the car wash requires little more than sufficient space accessible to cars, a water supply and drainage there are other suitable alternative sites available in the area where the employment could be provided. There are extensive industrial and commercial zones nearby.
- Since the site is MOL lying within the Lee Valley Regional Park, if the existing car park is underused as claimed, surplus areas should be returned to parkland and not developed for inappropriate uses.
Temporary planning permission
- The appellant’s planning application form and Design and Access statement do not state that the application is for temporary permission, nor did the LPA’s advertising of the planning application.
Processing of the application
- The appellant claims that, ‘In October 2016 the applicant did erect the canopies and the use commenced’. This is incorrect with construction and use beginning at a much earlier date. The groundworks were completed by June 2016 and it was in operation at the beginning of July 2016 as evidenced by the reporting of planning breaches to Waltham Forest Council. At the beginning of August 2016 the Lee Valley Regional Park Authority acted on complaints from members of the public to stop the operation of the car wash pending planning approval.
If you objected to the original planning application, you may also wish to point out that you do not represent another car wash business, as the appellant suggests.
Save Lea Marshes (SLM) is organising a walk following the ancient tradition of “Beating the Bounds”. Revived in the 1990s by the New Lammas Lands Defence Committee, “Beating the Bounds” involves blessing the boundaries of the area following pagan and Christian rites and more recent traditions.
Once each year, sometimes on a legally designated or customary date, people still walk around local areas of land to re-establish rights of common or mark significant
boundaries, such as of a Parish, Manor or an area of Common Land or public open space. This often takes place during Rogationtide, in springtime, when prayers were once offered asking for the fertility of the land. Willow sticks decorated with flowers and ribbons are traditionally carried and important boundary markers hit with them. Younger children are turned upside-down to have their heads bumped three times at significant points ‘to imprint the location on their minds!’ – boys might also be hung over bridges, and girls were “pricked” with pins. This year Rogation Sunday falls on 21st May!
To find out more about this part of our history, come along and enjoy the fun!
WHEN: SUNDAY 21ST MAY. We will be doing the traditional “stripping of the willows” from 1.00 pm and the walk will be departing at 2.00 p.m.
WHERE: Gathering on the tow path by the Princess of Wales Pub, E5 9RB
We will be walking around the perimeter of Leyton and Walthamstow Marshes, with our special guests the “THE BELLES OF LONDON CITY” folk dancers with a hobby horse.
We will be pointing out the places where walking rights have been eroded and sites which are threatened by development, but also have fun along the way.
Bring your friends and family, learn about local history, and enjoy a good walk, a song or two, some dancing and good company. There will be stopping- off points for those who do not wish to go the whole route. Wear sensible shoes. Bring water. Dress colourfully if you like. Parts of the walk may pose difficulties for those with buggies and wheelchairs. We will help with finding alternative routes on those section. Dogs welcome.
Unfortunately, we have been informed that The Princess of Wales will be shut for redecoration on the day of the walk and so recommend you eat lunch beforehand or bring a picnic. We have, however, been kindly permitted to use the tables outside the pub to prepare the willows etc.
SLM is renewing the tradition of this walk following in the footsteps of local historian Katy Andrews. She sadly passed away two years ago but we know she will be with us in spirit and very much present in the history of the area that she studied for many years.